Woodbine (City of) - Plan Update - 2015

City of Woodbine
Comprehensive Plan 2015-2019
Prepared by: Coastal Regional Commission
City of Woodbine
Cherish Yesterday, Embrace Today, Prepare for Tomorrow
310 Bedell Avenue/P. 0. Box 26/Woodbine, Georgia 31569
(912)576-3211 City Hall I (912)576-3274 Fax
cityofwoodbine@tds.net/ www.woodbinegeorgia.net
December 9, 2015
Coastal Regional Commission
1181 Coastal Drive, SW
Darien, Georgia 31305
RE: Comprehensive Plan Update Submittal
The City of Woodbine has completed an update of its Comprehensive Plan and is
submitting it with this letter for review by the Coastal Regional Commission and the
Department of Community Affairs.
I certify that we have held the required public hearings and have involved the public in
development of the plan in a manner appropriate to our community's dynamics and
resources. Evidence of this has been included with our submittal.
I certify that appropriate staff and decision-makers have reviewed both the Regional
Water Plan covering our area and the Rules for Environmental Planning Criteria
(O.C.G.A. 12-2-8) and taken them into consideration in formulating our plan.
If you have any questions concerning our submittal, please contact Kyle Tibbs, City
Administrator at 912.57 6.32, Ext. 304.
Sincerely,
--~41-L
Steve Parrott
Mayor
/sr
Enclosures
;/
~
ACKNOWLEDGEMENTS
We would like to thank all those who participated in the development
of Woodbine’s Comprehensive Plan. The content in this Plan reflects
the ongoing collaboration between those who served on the Planning
Commission, Steering Committee, and Advisory Groups. The Plan
was further shaped by residents that provided input either online or
at one of the events, meetings, or workshops. We recognize that the
level of participation is extraordinary for a city of Woodbine’s size.
Mayor
Steve Parrott
Woodbine City Council
Robert Baird
Randy Bordelon
Hank Higginbotham, Jr.
Louise Mitchell, Mayor Pro Tem
Citizen Planning
Committee Members
Rick Baird
Anne Blakely
Eric Landon
Terry Landreth
Louise Mitchell
Sabra Maddox
Mary Freund
Everette Sapp
Rhetta Sutton
Woodbine Staff
Kyle W. Tibbs, City Administrator
Coastal Regional Commission Planning & Government Services
Allen Burns, Executive Director
Lupita McClenning, Director of Planning & Government Services
Hunter Key, GIS Manager
William D. Compton, AICP, Senior Planner / Grant Specialist
Russell Oliver, Senior Planner II
Lisa Fulton, Planner / GIS Analyst
Meizi Wolven, Grant Specialist
Teresa Townsend, Administrative Assistant
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EXECUTIVE SUMMARY
Since the adoption of the Joint Comprehensive Plan 2007-2027
for Camden County and its municipalities, the Georgia Department of Community Affairs (DCA) standards that Comprehensive
Plans in Georgia are required to meet have been revised and
updated. This update reassesses where the City of Woodbine
is today and how it intends to develop in the future, as well as
reorganizes the document to meet the requirements of the new
state standards. It presents a community vision, corresponding
goals and how Woodbine will address working towards their vision and includes a work program designed to make their vision
a reality.
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The Vision
The City of Woodbine is a family-friendly, safe community with a welcoming small-town appeal; it strives to be a vibrant
community committed to preserving its natural amenities and rural character. (Excerpt see page 15)
This vision is supported by the following overarching goals created to help shape Woodbine’s future development.
Promote access and improvements to the Satilla River.
Identify and promote areas for diverse economic development.
Preserve neighborhoods, and prepare for future growth.
Increase connectivity and enhance transportation options for all forms of travel.
Grow the arts as part of what makes Woodbine special.
Protect, preserve and promote natural resources.
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The City of Woodbine’s vision is further defined by the
Character Area Map. The Character Area Map plays a
role in guiding future development and is further supported
by the Future Land Use Map which also provides guidance on future land use that is in keeping with the community vision.
PRIORITY NEEDS AND OPPORTUNITIES
The recommendations of the City of Woodbine’s plan were
crafted to address the Needs and Opportunities identified
through the public outreach effort and existing conditions
analysis.
KEY RECOMMENDATIONS
Among the recommendations of the City of Woodbine’s
plan, the following six items are key in achieving the
community’s vision for the future. These help the City to
achieve multiple goals and its long-term vision.
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KEY RECOMMENDATIONS
promote ecotourism,
provide access and
promote the Satilla River
create a transportation
master plan
grow the cultural arts
create traditional
neighborhood
development areas
create design
guidelines for the
commercial district
“brand” the City of
Woodbine through
strategic marketing
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Promote Satilla River
Diverse Economic
Development
Prepare for Future
Growth
Enhance Transportation
Options
Enhance the Arts
Natural Resources
1. Encourage use of
wider range of transportation options/implement
Complete Streets policy
2. Provide an accesible
boat ramp
3.Expand dock/marina
4.Connect Waterfront to
the downton Woodbine
5.Promote and market
the City of Woodbine’s
assets
6.Create a “Water Trail”
and provide recreational
opportunities
7.Build upon existing
resources to support the
cultural arts
8.Continue to strengthen
relationships with local,
regional, state and federal partners
9.Encourage City of
Woodbine’s small business environment
10.Maintain the character of Woodbine
11.Improve transportation connectivity
12.Maintain the financial
stabilityof Woodbine
13.Create tradtional
neighborhood development areas and maintain
the sense of community
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1. PLAN OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1.1 PURPOSE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1.2 SCOPE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1.3 METHODOLOGY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. COMMUNITY VISION AND GOALS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2.1 VISION STATEMENT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2.2 GOALS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2.3 COMMUNITY POLICIES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2.4 CHARACTER AREAS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
AGRICULTURE AREA. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
CONSERVATION AREA / GREENSPACE / GREEN INFRASTRUCTURE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
COURTHOUSE SQUARE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
GATEWAY CORRIDOR. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
HISTORIC AREA. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
IN TOWN CORRIDOR. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
INDUSTRIAL. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
MAJOR HIGHWAY CORRIDOR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
SCENIC CORRIDOR / BIKE ROUTE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
SUBURBAN AREA DEVELOPING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
TRADITIONAL NEIGHBORHOOD . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2.5 FUTURE LAND USE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. NEEDS AND OPPORTUNITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3.1 PUBLIC INPUT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3.2 PRIORITY NEEDS AND OPPORTUNITIES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
3.2.1 BRAND THE CITY of WOODBINE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
3.2.2 GROW THE CULTURAL ARTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3.2.3 CREATE A TRANSPORTATION MASTER PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3.2.4 CREATE TRADITIONAL NEIGHBORHOOD DEVELOPMENT AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32.
3.2.5 CREATE DESIGN GUIDELINES FOR THE COMMERCIAL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3.2.6 PROMOTE ECO-TOURISM, PROVIDE ACCESS AND AMENITIES AND PROMOTE THE SATILLA RIVER . . . . . . . . . . . . . . 32
4. COMMUNITY WORK PROGRAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 .
4.1 BRAND THE CITY of WOODBINE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4.1.2 GROW THE CULTURAL ARTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4.1.3 CREATE A TRANSPORTATION MASTER PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
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4.1.4 CREATE TRADITIONAL NEIGHBORHOOD DEVELOPMENT AREAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4.1.5 CREATE DESIGN GUIDELINES FOR THE COMMERCIAL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4.1.6 PROMOTE ECO-TOURISM, PROVIDE ACCESS AND AMENITIES AND PROMOTE THE SATILLA RIVER . . . . . . . . . . . . . . 34
4.1.7 IMPLEMENTATION PROGRAM. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4.1.8 MAINTAIN THE CHARACTER OF WOODBINE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4.1.9 STRENGTHEN WOODBINE’S ECONOMIC DEVELOPMENT EFFORTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
4.1.10 ENCOURAGE USE OF A WIDER RANGE OF TRANSPORTATION MODES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
4.1.11 BUILD UPON EXISTING RESOURCES TO SUPPORT CULTURAL ARTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
4.1.12 PROMOTE ACCESS AND MAKE IMPROVEMENTS TO AMENITIES AT THE SATILLA RIVER . . . . . . . . . . . . . . . . . . . . . . . 36
4.2 SHORT TERM WORK PROGRAM. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
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VISION
GOALS
POLICIES
NEEDS &
OPPORTUNITIES
COMMUNITY
WORK
PROGRAM
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1. PLAN OVERVIEW
1.1 PURPOSE
1.2 SCOPE
The City of Woodbine Comprehensive Plan is a living
document that is updated and shaped by its leadership,
staff and citizens. It is a policy guide for making zoning
and land use decisions and sets policies for City officials
and staff concerning the future development of the City.
Woodbine Comprehensive Plan is a five year update as
required by the “The Minimum Standards and Procedures
for Local Comprehensive Planning,” (Minimum Standards) adopted by the Georgia Department of Community
Affairs (DCA). The latest version of these standards can
be found in O.C.G.A Chapter 110-12-1, effective March
2014.
In meeting these standards, this plan enables the City to
regain its Qualified Local Government Status, making it
eligible to receive certain types of state funding. This update reassesses where Woodbine is today and how it intends to grow in the future. Following the requirements of
the Minimum Standards, it presents a community vision,
goals and a work program designed to make the vision a
reality.
In keeping with the Minimum Standards, this plan is presented in three components:
1. COMMUNITY VISION – lays out the future vision and
goals that the community wants to achieve in text and
maps;
2. NEEDS AND OPPORTUNITIES – provides a list of the
various needs and opportunities that the community will
address; and
3. COMMUNITY WORK PROGRAM – provides a 5-year
Short Term Work Program designed to address the needs
and opportunities. This program include activities, initiatives, programs, ordinances and administrative systems
to be put into place or maintained in order to implement
the plan.
In addition, the plan incorporates planning elements as
defined by the DCA Minimum Standards that are important to shaping the future of Woodbine.
A Record of Accomplishments highlighting the success
of the previous Short Term Work Program, a description
of the public involvement process, and a report on how
this plan is consistent with the Regional Water Plan and
Environmental Planning Criteria is a part of this report.
The City of Woodbine is the county seat of Camden
County, located on the south bank of the Satilla River.
U.S. Route 17 passes through the center of the city. The
City has a total area of 2.6 square miles. Camden County
is bounded to the north by Glynn County and to the south
by Nassau County in the State of Florida.
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1.3 METHODOLOGY
The public outreach effort launched for this plan update included two
public hearings and three community workshops. Announcements and
notifications of these meetings were included on the City’s website,
and for those who could not make the workshops, comments were
solicited through Constant Contact.
A Citizen Advisory Committee was formed comprised of members
representing a cross-section of the community including an elected
official, civic/religious organizations, bike and trail organization, local
business interests, key staff, the Satilla River keeper, County staff, and
residents.
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1. COMMUNITY VISION AND GOALS
The Community Vision and Goals identify the City of Woodbine’s direction for
the future and are intended to serve as a guide to Woodbine officials in dayto-day decision making. They are the product of public involvement and the
following components:
• Vision Statement
• Overarching Community Goals
• General policies
• Character Areas Map and Narrative
• Future Land Use Map
Each of these components were previously established in the City’s prior
Comprehensive Plan. Through the Woodbine Plan Update process community members were given opportunity to revisit and update each component.
2.1 VISION STATEMENT
The Community Vision paints a picture of what the City of Woodbine desires
to become. The vision statement offered below was refined through discussion with the Citizen Advisory Board and participants.
The City of Woodbine is a family-friendly, safe community with a welcoming
small town appeal; the community is alive, vibrant, full of possibilities, and
possesses a commitment to preserving its natural amenities and rural character. Our goals are to protect our small town character while promoting our
community to its fullest potential.
Our priorities include creating an all-inclusive community that appeals to
young and old, promotes economic development opportunities, and encourages smart growth to preserve and enhance our quality of life.
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2.2 GOALS
The community identified a number of goals to achieve in order to make Woodbine’s vision a continuing reality. The following goals represent the recurring themes, and like the vision statement, were
derived from a vetting process involving city staff, the community advisory committee, and members
of the public.
Promote access and make improvements to amenities on the Satilla River
Throughout the planning process, promoting and providing access to the Satilla River was a goal expressed by participants. Along the river’s approximately 235-mile course are the cities of Waycross,
Waynesville and Woodbine. Efforts to maintain what many consider Woodbine’s strongest asset, the
Satilla River, involves a broad approach that encompasses all aspects of the community; allowing for
an appropriate balance between environmentally sound practices and the combined economic and
health benefits derived from utilizing the river.
Nurture diverse economic development opportunities
At the heart of this goal is economic development and building long-term prosperity for all residents.
It involves actively engaging the City and its economic development partners in business attraction
and retention; and potential new industry proposed by Camden County. Its benefits include a strong
tax base, a stable job market, and ready access to services and goods.
Create traditional neighborhoods and plan for future growth
This goal centers on the preservation and creation of successful neighborhoods to ensure residents
have the opportunity to live in safe, healthy, and affordable homes in neighborhoods of their choice.
The availability of housing at all price levels provides for a direct economic benefit to the City of
Woodbine. As such, housing is a core community value in Woodbine.
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Increase connectivity and enhance transportation options for all forms of travel
The main purpose of this goal simply involves getting people around safely and efficiently by using
whatever mode of travel they choose. Improving the City’s network to encourage connectivity involves the creation of a balanced comprehensive transportation system. This goal incorporates the
completion of the trail way to accommodate users including bicyclists, walkers, hikers, and joggers.
Trails and greenways provide a variety of benefits that ultimately affect the sustainability of a region’s
economic, environmental, and social health.
Grow the cultural arts as part of what makes Woodbine special
The arts play an important role in defining a community and can distinguish it as a desirable
destination. Participants in the planning process recognized that the City has an active arts community and much more could be done to support and establish cultural arts. This goal seeks to positively
build up Woodbine by promoting the integration of arts and culture in community revitalization. The
goal is to expand on the city’s creative activities to contribute to the positive, economic, physical, social, and cultural changes in Woodbine.
Protect and preserve the City of Woodbine’s natural resources
The City of Woodbine takes its responsibility towards environmental stewardship seriously as evidenced by its desire to promote and protect the character of Woodbine, its river, its historic charm,
and its desire to preserve green space.
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2.3 COMMUNITY POLICIES
The following policies are intended to provide on-going guidance and direction to local government
officials for making decisions consistent with achieving the Community Goals. For this reason these
policies are organized by goals, although individual policies will likely achieve multiple goals.
Promote access and make improvements to amenities on the Satilla River
• Develop a Comprehensive Economic Development Plan for the Satilla River Waterfront Park.
• Create and promote public access to the waterfront.
• Create a signage program for the waterfront that educates, informs and highlights the river’s history, bio-diversity, native vegetation and recreational uses.
• Create a water trail and provide recreational activities.
• Create an accessible boat ramp.
• Expand the dock/marina.
• Preserve the Woodbine Riverwalk.
• Connect the waterfront to the City.
Nurture diverse economic development opportunities
• The City of Woodbine is business friendly community and supports small businesses that add to the
character and quality of life for residents.
• The economic priority of the City is to protect a healthy tax base in order to function as a financially
responsible government and provide the services and capital improvements desired by its residents
and business owners.
• Cultivate a healthy and productive working relationship with nearby partners including the Camden
• County Joint Development Authority, Chamber of Commerce, Camden County PSA and Spaceport
Committee to explore and develop niche markets.
• The City of Woodbine commits to maximizing resources through incentives and grants to target
opportunities and attract business development.
• Develop an eco-tourism initiative, building off the Riverwalk and other natural resources.
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Create traditional neighborhoods and plan for future growth
• The City of Woodbine will ensure growth does not exceed infrastructure investment.
• Housing infill in existing neighborhoods will be compatible with surrounding properties.
• The City of Woodbine will preserve the character of existing residential neighborhoods.
• Woodbine will require a master plan for future annexations.
• Woodbine will pursue grant opportunities for infrastructure in traditional neighborhoods.
• Woodbine will encourage reinvestment in older neighborhoods, particularly in south end.
Increase connectivity and enhance transportation options for all forms of travel
• Woodbine will encourage transportation corridors that support multiple modes of transportation, including trails.
• Woodbine will promote walk- and bike-‘ability’ to homes, schools, civic uses and open spaces.
• Woodbine will adopt a “complete streets policy.”
• Woodbine will improve connectivity from downtown to the Riverwalk.
• Woodbine will support the Coastal Georgia Greenway project to enhance quality of life and boost economic development.
Grow the cultural arts as part of what makes Woodbine special
• Woodbine will support the arts and opportunities for cultural activities and events.
• Woodbine will integrate its events and cultural arts in revitalization activities.
Protect and preserve the City of Woodbine’s natural resources
• Woodbine will protect, conserve, and enhance its natural resources by controlling the location of developments
and requiring green space as part of development projects.
• Woodbine will protect its river corridor and promote a low impact development to mitigate the impacts of urban
nonpoint source pollution on water quality.
• Woodbine will support efforts to improve water quality on the Satilla River.
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2.4 CHARACTER AREAS
The Character Area Map is a visual representation of the City’s future development policy. It was developed as part of the Camden County Joint Comprehensive Plan. This plan also includes a Future Land
Use Map.
Interpretation of the Character Area Map is provided in the supporting text to be considered along with
the City’s zoning, the Future Land Use map, and other local policies when decision-makers consider
land development questions or requests. The supporting text provides written description of the patterns
of development that the City will encourage in each area.
The supporting narrative provides policy direction for regulating development with the goal of furthering
consistent character within each area as defined by a ‘vision.’ Where appropriate, statements for policy
and goals are also established.
The Character Areas for the City of Woodbine include:
•
•
•
•
•
•
•
•
•
•
•
Agriculture
Conservation/Greenspace
Courthouse Square
Gateway Corridor
Historic Area
In Town Corridor
Industrial
Major Highway Corridor
Scenic Corridor/Bike Route
Suburban Area Developing; and
Traditional Neighborhood
8
9
AGRICULTURE AREA
Vision/Intent
Agricultural land is an important part of Woodbine’s natural area, yet
its role is limited to agricultural lands and Silviculture along the Interstate 95 corridor. Through best management practices agricultural
uses will have a role in keeping and maintaining natural resources.
Future Development
Wise use and protection of basic soil and water resources helps to
achieve practical water quality goals and maintain viable agriculture.
Viable agriculture is the backbone of maintaining a functioning network of working farmland, open space, and natural areas. A range of
strategies should be used to ensure the value of these areas within
the region.
Urban development should be directed to those areas least desirable for agriculture based on factors of soil, slope, water, wind, and
location.
Investments in infrastructure improvements should be directed into
existing urban areas in order to increase urban population capacities
and to avoid positioning agricultural lands for development.
Action Items
• Preserve areas for agricultural production by designating areas
for rural residential development
• Limit potential conflicts between agriculture and residential subdivisions
• Adopt Transfer of Development Rights (TDR) and Purchase of
Development Right (PDR) or Planned Resource Districts (PRD) for
agricultural lands ordinances
10
CONSERVATION AREA
GREENSPACE / GREEN INFRASTRUCTURE
Vision/Intent
The availability of natural, open, and green spaces, in conjunction
with well planned, well promoted cultural and historic resources
and well-placed urban centers speaks to the quality of life. Properly planned greenways provide efficient pedestrian linkages that can
serve as alternative transportation to and from work, to services and
other daily destinations.
Greenway linkages serve as outdoor recreation for biking, walking,
and jogging.
Green infrastructure encourages the creation of transportation corridors and connections, which can foster ecotourism, tourism and
outdoor recreation
Future Development
• • • • • • • Parks and preserves
Managed networks of natural lands
Working landscapes
Other open spaces that conserve ecosystem values and functions
Agricultural working lands
Trails and other recreational features
Cultural and historic sites
11
Green infrastructure planning provides multiple benefits. A benefit to a developer is greater certainty and predictability about where development can go because the lands to be protected, how they are to be protected, and the best locations for development are laid out
in advance.
Action Items
• • • • • • • • Preserve scenic vistas and natural ecological features
Promote conservation easements and other incentives for natural space preservation
Work towards establishing green infrastructure planning as the first step in the land-use planning and design process
Identify the key physical, natural, ecological, landscape, historical, access and recreational assets that contribute to the functionality of the green infrastructure network
Coordinate green infrastructure planning with planning for gray infrastructure — roads, bike trails, water, electric, telecommunication and other essential community support systems
Identify new and enhanced assets required to improve the functionality of a green infrastructure network incluing opportunities for landscape and habitat enhancement, and the provision of new green spaces and green links
Provide guidance such as Green Growth Guidelines (G3) for developers and planners on the integration of green infrastructure into development plans
Provide a strategic framework for the implementation of a connected and multi-functional green infrastructure network of wildlife sites, public open spaces and green links with mapping and analysis
12
COURTHOUSE SQUARE
Vision/Intent
Courthouse Square is the area surrounding the County courthouses. Over time
buildings become the defining pinnacle of a City and serve as a reminder of the
important functions that take place in the building. Courthouse square serves a
fundamental area contributing to Woodbine’s ‘sense of place.’
Future Development
Areas surrounding the County Courthouses.
Action Items
• Maintain architectural integrity of existing historical homes
• Encourage mixed use of residential/professional.
• Create a Courthouse Square Overlay District
13
GATEWAY CORRIDOR
Vision/Intent
The Georgia Spur 25 from Interstate 95 serves as the gateway
into downtown Woodbine. Gateways play an important role in the
movement of goods. Gateways
announce to a visitor or resident
that they are entering the city and
contribute to the overall image of
Woodbine, its quality of life, and
can encourage investment and
economic activity. Cohesive architectural design and streetscaping define gateways to Woodbine.
Unifying design features such as
way-finding signage link gateways
to Woodbine.
Future Development
Ensure development is designed
to preserve and enhance attractive natural and man-made vistas
to contribute towards a positive image of the City of Woodbine.
Action Items
• • • • • • Recognize the importance of gateways in shaping perceptions of Woodbine.
Require new public and private investment/development adjacent to the corridor consists of high-quality architecture and materials.
Prohibit billboards at gateway locations along the corridor within Woodbine.
Avoid strip mall, “big-box” stores
Maintain a landscape buffer between the roadway and development incorporating natural vegetation
Preserve scenic vistas and natural ecological features
14
HISTORIC AREA
Vision/Intent
The historic environment is the
cultural landscape of Woodbine.
Historic areas connect us to our
past. Woodbine’s citizens value its
historic area for the important role
it plays in its social and economic lives. Historic places make the
community unique and contribute
to a ‘sense of place.’ Historic areas provide important elements of
education, tourism development,
boost economic development, and
promote a quality of life.
Future Development
Infill and redevelopment should be
mindful that historic areas enrich
civic life and add value on many
levels to the community.
Davis-Lang House
Est. 1896
Action Items
• Provide education on the value of preserving historic sites from demolition
• Maintain architectural integrity of existing historic buildings through an architectural review board
• Provide education on maintaining the character of Woodbine through the use of Historic Design Guidelines and provide on-going education on how guidelines function
• Encourage compatible infill
15
IN TOWN CORRIDOR
Vision/Intent
Future Development
Action Items
This corridor is located from the south City
limits to 7th St and from 3rd St., to north
city limits. Corridors announce to a visitor or resident that they are entering the
city and contribute to the overall image of
Woodbine and its quality of life; and can
encourage investment and economic activity. Cohesive architectural design and
streetscaping will define Woodbine’s corridors; and unifying design features, such
as way-finding signage, will link them to
Woodbine.
Ensure development is designed to preserve and enhance attractive natural and
man-made vistas to contribute towards a
positive image of the City of Woodbine.
• Create way-finding signage guiding
visitors to downtown and scenic areas
• Create streetscape enhancements
• Enact design guidelines for new
development
• Provide access for pedestrians and bicycles
• Coordinate bike/pedestrian facilities with transit stops
• Adopt shared parking regulations
16
INDUSTRIAL
Vision/Intent
A defined area West of US Highway 17 between 7th and 11th Street at the south end of Woodbine created for industrial businesses to
carry out their operations such that no nuisance is created or apparent.
Future Development
This zone provides opportunity for manufacturing, processing, assembly, and distribution; further, the zone is an important area for the
economic viability of Woodbine.
Action Items
• Prepare targeted marketing strategy for the desired type of industry
• Encourage mix of business/industry uses
• Incorporate community plans for the strategic use of land for manufacturing and distribution while recognizing and respecting natural resources
17
MAJOR HIGHWAY CORRIDOR
Vision/Intent
The ability of Woodbine’s major roadway network to meet existing and future travel needs is essential to the economic viability of Woodbine. Woodbine’s major highway corridor area is adjacent to the I-95 interchange. Interchanges are essential components for providing
reasonable access and mobility and usually merge into a major highway corridor or arterial road.
Future Development
Corridors serve multiple mobility functions. They serve as commuter routes, connecting residential and employment areas. They provide connectivity to and serve commercial traffic as well as tourist/recreational traffic. These corridors also serve as the primary road
freight routes as well as evacuation routes. The ability of these primary corridors to provide safe and efficient mobility now and in the
future is of critical importance to the City of Woodbine. Additionally, future development should be designed to contribute towards a positive image of the City of Woodbine.
Action Items
• • • • Maintain a landscape buffer between the roadway and development
Manage access with directory signage and way-finding signage
Adopt a signage ordinance that protects this corridor and prohibits billboards and portable signs
Encourage shared access roads and inter-parcel road connections to reduce curb-cuts and maintain traffic flow
18
SCENIC CORRIDOR / BIKE ROUTE
Vision/Intent
Scenic corridors along the Riverwalk and areas along Highway 17
contribute to the enjoyment and environmental enrichment of the
citizens of Woodbine and visitors, enhance Woodbine’s attraction to
tourists, enhance civic pride, and protect economic values of affected properties.
Future Development
Design of scenic corridors and bike routes is an important component. Scenic corridors and bike routes link urban-rural communities,
attractions, and recreational areas. Continuous routes should be
identified, including routes of regional and state significance, highlighting historic features where appropriate.
Action Items
• Establish guidelines on development to protect the characteristics of scenic value
• Provide pedestrian/bicycle linkages to adjacent and nearby residential and commercial districts
• Provide connectivity to future bike/shared use paths along the abandoned rail corridor
19
SUBURBAN AREA DEVELOPING
Vision/Intent
A residential area that is characterized by a traditional suburban pattern of development with accessible sidewalks, extensive landscaping, access to parks and functional greenspace, places of worship,
schools, and basic needs.
Future Development
Future development in the suburban area should include a variety of
housing types and land uses in a defined area. The variety of uses
includes educational facilities, civic buildings, and commercial establishments to be located within walking distance of private homes.
This suburban area is served by a network of paths, streets, and
lanes suitable for pedestrians as well as vehicles. This provides residents the option of walking, biking, or driving to places within their
neighborhood.
Action Items
• New developments should be master planned with mixed uses, blended residential development with schools, parks,
recreation, retail, and services linked in a compact pattern that
encourages walking and minimizes the need for auto trips.
• Good vehicular and pedestrian/bike connections to retail / commercial services as well as internal street connectivity
should be planned.
20
TRADITIONAL NEIGHBORHOOD
Vision/Intent
This is a stable, single-family residential area that is characterized by a traditional pattern of
development. The characteristics of traditional neighborhoods in Woodbine have relatively
well-maintained housing with large lots and off street parking located north of Spur 25 and
east of Highway 17; north of 7th Street west of Highway 17.
Future Development
Traditional neighborhoods are characterized by grid street patterns, pedestrian circulation,
open spaces, architectural character, and a sense of community.
Action Items
• Improve parks and public facilities to maintain the high desirability of the areas
• Develop pedestrian and bicycle connectivity to downtown
21
2.5 FUTURE LAND USE
The Future Land Use Map is a visual representation of the City’s future development policy.
22
LAND USE
Planned Development
Agriculture
Agricultural Residential
Single-family Residential
Multi-family Residential
DESCRIPTION
ZONING
CATEGORIES
Shopping center, planned residential areas, PD;
planned industrial, and large scale developments.
Production of agricultural products. Also
created to assist in conservation of natural
resources.
A-F;
Low-density residential plus certain open
areas where residential is designated by
Land Use Plan.
R-1
Chiefly low density residential together with R-1; R-2
recreation, religious and educational facilities.
Provides areas for duplexes, apartments,
townhouses and condominiums.
R-3
23
LAND USE
DESCRIPTION
ZONING
CATEGORIES
Med/High Density Residential
Provides areas for duplexes, apartments, townhouses and condominiums.
R-3
Low Density Residential
Chiefly low density residential together with recreation, religious and educational facilities.
R-1
Distinct area for conventional single-family
homes and mobile homes.
R-2; MH
Central Business District
Promotes and protects the commercial core of
the city; oriented to pedestrian.
B-1
Commercial
Provides for the goods and services needs of
inter-regional traffic.
C-1
Single-family Mobile Home
24
LAND USE
ZONING
CATEGORIES
DESCRIPTION
Road Side Business
Primarily for development of business activities
which cater to traveling public.
B-2
Industrial
Development of heavy commercial and industrial intended to accommodate manufacturing or
processing of raw materials.
I-2
Light Industrial
Development of light manufacturing, whole-sale
and service which utilize processed material for
assembly or fabrication
I-1
25
3. NEEDS AND OPPORTUNITIES
In order to achieve Woodbine’s vision and goals for the future there are a number of needs and opportunities that the community must
address. A need can be defined as a condition of something that is required or wanted, while an opportunity is a chance for progress or
advancement.
The process identified needs and opportunities which are unique to the community based on the technical assessment as well as input
collected as part of the engagement process.
3.1 PUBLIC INPUT
Community members participated in a Needs and Opportunities
workshop held by the City of Woodbine on July 27th. Members of
the public had an opportunity to participate in identifying Needs and
Opportunities as well as provide comment during a public meeting
on September 3rd.
These needs and opportunities were identified through a facilitated discussion of the Strengths, Weaknesses, Opportunities and
Threats in Woodbine, or a SWOT Analysis.
The SWOT analysis was designed to identify citywide priorities for
the City and was conducted through a “Matrix” that included an exercise with the interplay of ‘yes’ and ‘no’ to the following questions?
Do we have it? Do we want it?
26
SOCIAL
TECHNOLOGIES
EXTERNAL
ECONOMIC
EXTERNAL
POLITICAL
EXTERNAL
EXTERNAL
The interplay of Yes and No answer to these questions defines four basic categories, Achieve, Preserve, Avoid or Eliminate.
Once the four categories were identified, the analyses of the external environment such as social changes, new technologies, political
environments to determine how, if at all might affect Woodbine. A chart for analyzing the external environment is the PEST chart, an
acronym for Political, Economic, Social and Technologies analysis that encompass the process.
A critical component in the planning process is also documenting what Woodbine knows about itself, analyzing the internal environment. What defines woodbine’s culture? What is its image in the eyes of its stakeholders and others?
27
The information derived from the external analysis
feeds into the Opportunities and Threats segments of
the SWOT analysis.
The information derived from the internal analysis
drives the Strengths and Weaknesses components of
the SWOT.
28
GOALS
PRIORITY NEEDS AND OPPORTUNITIES
1.
Brand & Market Woodbine Assets
2.
Use Satilla River as economic engine
3.
Create design guidelines for districts
4.
Create Transportation Plan
5.
Grow Cultural Arts
6.
Create TND Areas
NEEDS AND OPPORTUNITIES
7.
Preserve/enhance Woodbine Riverwalk
8.
Preserve aesthetic quality of City
9.
Preserve financial stability
10. Preserve natural assets
11.
Preserve sense of community
12. Preserve historic qualities of City
13. Adopt Complete Streets policy
14. Create accessible boat ramp
15. Expand dock/marina
16. Connect Waterfront to the City
17. Create screened pavilions
18. Create educational signage for
bio-diversity along waterfront
19. Boost amenities along waterfront
20. Eliminate uninviting waterfront entrance
21. Eliminate/avoid blight
22. Set up water trail
23. Avoid looking like Hwy 40
24. Create connectivity with parks
Promote Satilla
River
Diverse Economic
Development
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
Prepare for
Enhance
Future Growth Transportation Options
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
Enhance
the Arts
Natural
Resources
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
29
GOALS
NEEDS AND OPPORTUNITIES
Promote Satilla
River
Diverse Economic
Development
x
x
x
x
x
25. Avoid unplanned growth
26. Avoid losing traditional downtown
27. Avoid Big Box development
28. Promote eco-friendly community
Prepare for
Enhance
Future Growth Transportation Options
x
x
x
x
x
x
Enhance
the Arts
x
Natural
Resources
x
x
30
3.2 PRIORITY NEEDS AND OPPORTUNITIES
This section describes the nature and intent of each top priority needs and opportunities identified. This list is used later to form the
development of implementation measure presented in the Community Work Program.
3.2.1 BRAND THE CITY of WOODBINE
Good answers to the right questions make all the difference for brand strategy. Coastal cities have essentially the same goals, needs
and challenges so how can Woodbine share its assets to draw families, businesses, and communicate its dedication to improve the
quality of life for its citizens? To make the point about a brand strategy, a question is posed. “Why has Burger King never been able to
come close to McDonalds in sales?”
Answer: “Burger King sells a product and McDonald’s sells an experience.” The bottom line difference between both brands selling essentially the same short list of products to hungry customers was 27 billion dollars. (Heaton, 2015)
A key question for the City to answer as it relates to its brand strategy: Among all your current and possible audiences, who is your single most important consumer? Who can be activated by you without requiring any change in their behavior? Knowing the answer to this
seemingly simple questions is very important if to use limited marketing dollars effectively.
Look at this from the marketing strategy side: If you were your chosen target, why would you care? What’s in it for you? Genuine answers to the above questions lead to a brand strategy, and brand strategy applied through marketing tactics can prevent the City from
spending a lot of time and money.
31
3.2.2 GROW THE CULTURAL ARTS
The arts in all its many forms plays a very important role in defining the desirable character of Woodbine. The City is fortunate to have
its Opry, but much more can be done to organize and leverage resources to establish Woodbine a recognized arts community. Though
not a primary responsibility of the City government, the City can and should play a role in supporting their development through planning, access to facilities, and promotion of the art through various forms of media.
3.2.3 CREATE A TRANSPORTATION MASTER PLAN
Camden County and its municipalities conducted a Comprehensive Transportation Plan (CTP) in 2004. Carried out in four phases, the
CTP provided an assessment of existing transportation conditions, public comment, project determination and prioritization. The CTP
included a five-year short-term transportation program as well as a long-range, 20-year transportation plan. A Camden County Pedestrian and Bicycle Plan was completed in 2005. The plan was designed to facilitate and encourage safe and convenient transportation
options. The Bike and Pedestrian Plan considered current conditions, planning, design and safety standards as well as a recommended
implementation program. Participants recognize the need for ongoing transportation planning to address changing conditions and the
need for updated plans.
3.2.4 CREATE TRADITIONAL NEIGHBORHOOD DEVELOPMENT AREAS
Participants expressed concern that as the community grows and changes that it does not lose its sense of place or historic charm that
helps to set it apart. To maintain the character of the neighborhood, design guidelines can be adopted that reflect the neighborhood’s
identity.
3.2.5 CREATE DESIGN GUIDELINES FOR THE COMMERCIAL DISTRICT
Commercial Design Guidelines can provide minimum design criteria for commercial development. Guidelines are intended to enhance
Woodbine’s character and image as well as further the establishment of ‘sense of place.’
3.2.6 PROMOTE ECO-TOURISM, PROVIDE ACCESS AND AMENITIES AND PROMOTE THE SATILLA RIVER
Eco-tourism is a form of tourism centered on learning experiences with ecological diversity that involves activities, environmental and
cultural conservation measures, and community participation providing benefits for the local people. Efforts to maintain what many consider Woodbine’s strongest asset, the Satilla River, involves a broad approach that encompasses all aspects of the community; allowing for an appropriate balance between environmentally sound practices and the combined economic and health benefits derived from
utilizing the river.
32
4. COMMUNITY WORK PROGRAM
The Community Work Program outlines the overall strategy and action items for achieving the Community Vision and Goals and for
addressing the priority Community Needs and Opportunities laid in Chapter 3. These actions are supported by the policies provided as
part Community Vision and Goals laid out in Chapter 2, and are presented here in two parts. The first part is the implementation Program which outlines how the community addresses each of the priority needs and opportunities. The second part is the short term work
program which lists the specific actions the City government and other partner entities will undertake to implement this plan within the
first five-years of the planning horizon.
4.1
BRAND THE CITY of WOODBINE
Good answers to the right questions make all the difference for brand strategy. Coastal cities have essentially the same goals, needs
and challenges so how can Woodbine share its assets to draw families, businesses, and communicate its dedication to improve the
quality of life for its citizens? To make the point about a brand strategy, a question is posed. “Why has Burger King never been able to
come close to McDonalds in sales?”
Answer: “Burger King sells a product and McDonald’s sells an experience.” The bottom line difference between both brands selling essentially the same short list of products to hungry customers was 27 billion dollars. (Heaton, 2015)
A key question for the City to answer as it relates to its brand strategy: Among all your current and possible audiences, who is your single most important consumer? Who can be activated by you without requiring any change in their behavior? Knowing the answer to this
seemingly simple questions is very important if to use limited marketing dollars effectively.
Look at this from the marketing strategy side: If you were your chosen target, why would you care? What’s in it for you? Genuine answers to the above questions lead to a brand strategy, and brand strategy applied through marketing tactics can prevent the City from
spending a lot of time and money.
4.1.2 GROW THE CULTURAL ARTS
The arts in all its many forms plays a very important role in defining the desirable character of Woodbine. The City is fortunate to have
its Opry, but much more can be done to organize and leverage resources to establish Woodbine a recognized arts community. Though
not a primary responsibility of the City government, the City can and should play a role in supporting their development through planning, access to facilities, and promotion of the art through various forms of media.
33
4.1.3 CREATE A TRANSPORTATION MASTER PLAN
Camden County and its municipalities conducted a Comprehensive Transportation Plan (CTP) in 2004. Carried out in four phases, the
CTP provided an assessment of existing transportation conditions, public comment, project determination and prioritization. The CTP
included a five-year short-term transportation program as well as a long-range, 20-year transportation plan. A Camden County Pedestrian and Bicycle Plan was completed in 2005. The plan was designed to facilitate and encourage safe and convenient transportation
options. The Bike and Pedestrian Plan considered current conditions, planning, design and safety standards as well as a recommended
implementation program. Participants recognize the need for ongoing transportation planning to address changing conditions and the
need for updated plans.
4.1.4 CREATE TRADITIONAL NEIGHBORHOOD DEVELOPMENT AREAS
Participants expressed concern that as the community grows and changes that it does not lose its sense of place or historic charm that
helps to set it apart. To maintain the character of the neighborhood, design guidelines can be adopted that reflect the neighborhood’s
identity.
4.1.5 CREATE DESIGN GUIDELINES FOR THE COMMERCIAL DISTRICT
Commercial Design Guidelines can provide minimum design criteria for commercial development. Guidelines are intended to enhance
Woodbine’s character and image as well as further the establishment of ‘sense of place.’
4.1.6 PROMOTE ECO-TOURISM, PROVIDE ACCESS AND AMENITIES AND PROMOTE THE SATILLA RIVER
Eco-tourism is a form of tourism centered on learning experiences with ecological diversity that involves activities, environmental and
cultural conservation measures, and community participation providing benefits for the local people. Efforts to maintain what many consider Woodbine’s strongest asset, the Satilla River, involves a broad approach that encompasses all aspects of the community; allowing for an appropriate balance between environmentally sound practices and the combined economic and health benefits derived from
utilizing the river.
34
4.1.7 IMPLEMENTATION PROGRAM
The implementation program outlines a variety of action items that need to be undertaken to address the priority needs and opportunities. These action items include policies, ongoing efforts, short term efforts, and long term efforts. Short term efforts are those that can
be accomplished in the next five years and are included in the Short Term Work Program. Long term item efforts are those that may be
accomplished beyond the 5 year immediate time frame or an opportunity may arise.
4.1.8 MAINTAIN THE CHARACTER OF WOODBINE
• Preserve and enhance the suburban character of the community as defined by the Character Areas Map and supporting action items and policies. (Ongoing. Policy)
• Create a Courthouse Square Overlay District. (Short Term)
• Adopt Historic Design Guidelines and provide education on how guidelines function (Short Term)
• Require new public and private investment/development adjacent to corridor consists of high-quality architecture and materials. (Policy)
• New developments should be master planned with mixed uses, blended residential development with schools, parks, recreation, retail, and services linked in a compact pattern that encourages walking and minimizes the need for auto trips. (Ongoing)
• Establish green infrastructure planning as the first step in the land-use planning and design process (Ongoing. Policy)
• Improve parks and public facilities to maintain the high desirability of the areas. (Short Term)
• Conduct a housing inventory. (Short Term)
• Create small area plan for traditional neighborhood and redevelopment of south end. (Short Term)
• Require a master plan for future annexations. (Policy)
• Pursue grant opportunities for infrastructure in traditional neighborhoods.(Ongoing)
• Encourage reinvestment in older neighborhoods particularly in south end.(Ongoing)
• Create a Branding Strategy to promote the City of Woodbine (Short Term)
35
4.1.9 STRENGTHEN WOODBINE’S ECONOMIC DEVELOPMENT EFFORTS
• • • • • Prepare targeted marketing strategy for the desired type of industry. (Short Term)
Encourage mix of business/industry uses. (Ongoing. Policy)
Work with Development Authority, CRC, and Chamber to conduct a feasibility study for innovation/co-working space. (Short Term)
Develop eco-tourism opportunities related to the River Walk, the greenway and other resources (Short Term)
Cultivate a healthy and productive working relationship with nearby partners including the Development Authority, Chamber of Commerce and Spaceport Committee to explore and develop niche markets. (Ongoing)
• Develop an eco-tourism initiative, building off the Riverwalk and other natural resources. (Ongoing)
4.1.10 ENCOURAGE USE OF A WIDER RANGE OF TRANSPORTATION MODES
• • • • • • Promote walk- and bike-“ability” to homes, schools, shopping, civic uses, and open space. (Policy)
Adopt and implement the Complete Streets Policy (Policy)
Provide pedestrian/bicycle linkages to adjacent and nearby residential and commercial districts (Ongoing)
Provide connectivity to future bike/shared use paths along the abandoned rail corridor (Short Term)
Develop pedestrian and bicycle connectivity to downtown (Short Term)
Expand the City’s trail network trials and greenways with the goal of creating a community-wide pedestrian/bike path network
(Short Term)
4.1.11 BUILD UPON EXISTING RESOURCES TO SUPPORT CULTURAL ARTS
• Support the arts and opportunities for cultural activities through the facilitation of community wide events. (Ongoing)
4.1.12 PROMOTE ACCESS AND MAKE IMPROVEMENTS TO AMENITIES AT THE SATILLA RIVER
• Develop a Comprehensive Economic Development Plan for the Satilla River Waterfront Park. (Short Term)
• Create and promote public access to the waterfront (Ongoing)
• Create a signage program for the waterfront that educates, informs and highlights the river’s history, bio-diversity, native vegeta
tion and recreational uses. (Short Term)
• Create a water trail and provide recreational activities (Ongoing)
• Create an accessible boat ramp (Short Term)
• Expand the dock/marina (Short Term)
• Preserve the Woodbine River walk (Ongoing)
• Connect the waterfront to the City (Ongoing)
36
2. SHORT TERM WORK PROGRAM
The following short-term work program is comprised of projects that are ongoing or should be launched over the next five years to
further the goals of the plan. The STWP is organized by element and lists implementation years, responsible part, estimated cost and
potential funding sources.
37
Project or
Activity
DEVELOPMENT
PATTERNS
Update
Development
Ordinances
Draft Water and
Sewer Master
Plan
Codify
Ordinances and
Publish on City
Website
Work w/
property
owners and
Camden
County JDA large
tract
development
ECONOMIC
DEVELOPMENT
Coordinate with
and support
Chamber, JDA,
Work with private
property owners
and Camden
County JDA for
large tract
development.
2015
2016
2017
x
2018
2019
Responsible
Party
Cost
Estimate
Funding
Source
City
TBD
General Fund
City
TBD
Water / Sewer
Fund /
SPLOST
City
Staff
General Fund
City, JDA
Staff
General Fund
x
x
x
x
x
x
x
x
x
City
Staff
General Fund
x
x
x
City, JDA
Staff
General Fund
x
38
Project or
Activity
ECONOMIC
DEVELOPMENT
CONTINUED
Develop a plan
to market Cityowned 14 acres
for commercial
and industrial
areas.
Build support for
volunteers for
festivals.
Develop
eco-tourism
opportunities.
Plan for making
Woodbine a wireless community.
Create policies
and programs
that support
entrepreneurial
activities.
HOUSING
Complete Zoning
amendment Ordinance to provide
for appropriate
residential densities, lot sizes and
mixed use
neighborhoods.
2015
2016
2017
x
x
x
x
x
2018
2019
Responsible
Party
Cost
Estimate
Funding
Source
City, JDA
Staff Time
General Fund
City
Staff Time
General Fund
City, CRC
TBD
General Fund,
SPLOST,
GRANTS
x
x
x
City, CRC
TBD
General Fund
x
x
x
City, CRC
TBD
General Fund,
Grants
City
TBD
Grants,
General Fund
x
39
Project or
Activity
HOUSING
CONTINUED
Conduct housing
inventory
Work with housing partners to
create affordable
senior housing.
Investigate available programs
and funding
sources to stimulate redevelopment.
Identify existing
substandard
structures and
take appropriate
measures.
Encourage
appropriate infill
and take advantage of existing
infrastructure.
Responsible
Party
Cost
Estimate
Funding
Source
x
City, CRC
TBD
General
Fund
x
x
City, Habitat
for Humanity
TBD
General
Fund, Grants,
SPLOST
x
x
x
City, CRC
Staff Time
General Fund
x
x
x
City
Staff Time
General Fund
x
x
x
City
Staff Time
General Fund
2015
2016
2017
x
x
x
2018
2019
40
Project or
Activity
NATURAL AND
CULTURAL
RESOURCES
Encourage non-profit
agencies to
acquire land
suitable for
conservation.
Explore
expanding Satilla
River walkway
COMMUNITIY
FACILITIES AND
SERVICES
Adopt a Capital Improvements program
public facilities (roads,
Cost
Estimate
Funding
Source
x
City, CRC
Staff Time
General
Fund
x
x
City, CRC
TBD
General
Fund, Grants,
SPLOST
x
x
City, CRC
Staff Time
General Fund
City, DNR
TBD
SPLOST,
GRANT
2016
2017
x
x
x
sidewalks, recreational
facilities, etc.)
Construct
Riverwalk
improvements
Satilla Waterfront
Improvements
Adopt a Capital Improvements program
for Equipment/
Vehicle
Replacement.
Rehab City
Buildings.
Responsible
Party
2015
2018
2019
x
x
x
x
x
City, CRC
TBD
SPLOST,
GRANT
x
x
x
City
Staff Time
General
Fund
x
x
x
City
TBD
SPLOST,
GRANT
41
Project or
Activity
COMMUNITIY FACILITIES
AND SERVICES
CONTINUED
Assist groups such as the
Woodbine Woman’s Club in
developing a phased plan
to establish a community
lending library.
INTERGOVERNMENTAL
COORDINATION
Work in with neighboring
jurisdictions to
implement the Joint
Comprehensive Plan
Renew existing intergovernmental service
agreements
Identify local and regional
partners to enhance efficient delivery of services.
Continue coordinating with
adjacent jurisdictions on
region-wide issues.
TRANSPORTATION
Implement Woodbine
portions of the Signature
Communities Greenprint
Plan (2008).
Implement traffic calming
techniques in residential
neighborhoods schools and
recreational areas.
2015
2016
2017
x
2018
2019
Responsible
Party
Cost
Estimate
Funding
Source
City,
Civic
Organization
Staff TIme
General
Fund
x
x
x
City
TBD
General
Fund,
Grants,
SPLOST
x
x
x
City
Staff Time
General
Fund
x
x
x
City
Staff Time
General
Fund
x
x
x
City
Staff Time
General
Fund
x
x
City
TBD
Grants
x
x
City
TBD
Grants,
SPLOST
x
42
43
City of Woodbine
Comprehensive Plan Technical Addendum 2015-2019
1
City of Woodbine
Comprehensive Plan
Technical Addendum
December 2, 2015
2
Contents
Comprehensive Plan Technical Addendum 2015-2019 .................................................................................................... 1
A.
RECORD OF ACCOMPLISHMENTS: 2008 – 2015 .................................................................................................... 5
B.
PUBLIC INVOLVEMENT DOCUMENTATION ............................................................................................................. 9
B.1.1. COMMUNITY PARTICIPATION TECHNIQUES............................................................................................................ 9
B.1.2 SUMMARY OF OUTREACH ...................................................................................................................................... 10
Steering Committee .................................................................................................................................................... 10
Stakeholder Committee ............................................................................................................................................. 10
B.2.3 PUBLIC WORKSHOP AND HEARINGS ..................................................................................................................... 10
B.3 CITIZEN ADVISORY COMMITTEE NOTICE/AGENDAS/MINUTES ................................................................................ 12
C
TECHNICAL ANALYSIS .................................................................................................................................................. 29
C.1 POPULATION AND HOUSING ................................................................................................................................... 29
C.1.1 METHODOLOGY AND SOURCES ........................................................................................................................... 29
C1.2 ASSESSMENT OF EXISTING CONDITIONS ................................................................................................................ 29
Historic Population Growth ......................................................................................................................................... 29
POPULATION COMPARISON ....................................................................................................................................... 30
AGE DISTRIBUTION ........................................................................................................................................................ 30
RACE AND ETHNICITY................................................................................................................................................... 31
INCOME ........................................................................................................................................................................ 34
HOUSEHOLDS ............................................................................................................................................................... 35
HOUSING ...................................................................................................................................................................... 35
AGE OF HOUSING STOCK............................................................................................................................................ 37
HOUSING TENURE ......................................................................................................................................................... 38
COST-BURDENED HOUSEHOLDS .................................................................................................................................. 39
C.2 ECONOMIC DEVELOPMENT ..................................................................................................................................... 40
EMPLOYERS................................................................................................................................................................... 40
Labor Force .................................................................................................................................................................. 42
Occupations ................................................................................................................................................................ 43
Earnings ........................................................................................................................................................................ 43
Commuting Characteristics........................................................................................................................................ 43
C.3 NATURAL AND CULTURAL RESOURCES .................................................................................................................... 44
C.3.1 WATERWAYS ....................................................................................................................................................... 44
C.3.2 WATER SUPPLY WATERSHED ............................................................................................................................... 44
C4.
Community Facilities and Services ...................................................................................................................... 44
C5.
Intergovernmental Coordination ........................................................................................................................ 44
C6.
Transportation ....................................................................................................................................................... 45
3
C7.
Land Use ................................................................................................................................................................ 45
C8. Consideration of the Regional Water Plan and Environmental Planning Criteria .............................................. 46
Guiding Principles for Water and Wastewater ............................................................................................................. 47
Guiding Principles for Stormwater Management......................................................................................................... 47
Guiding Principles for Natural Resources ...................................................................................................................... 48
4
A. RECORD OF ACCOMPLISHMENTS: 2008 – 2015
PROJECT/ACTIVITY
New Development
should be consistent
with Master Plan
Adopt Conservation
Subdivision
Ordinance
Modify subdivision
regulations to require
preservation of
sensitive/natural
areas
Draft Annexation
Plan
Update
Development
Ordinances
Adopt Corridor
Overlay District for
prominent roads
Formulate Growth
Management Plan
Adopt impact fees
Draft Water and
Sewer Master Plan
Allocate funding to
Better Hometown to
develop marketing
program
Develop plan to
market City-owned
14 acres for
commercial/industrial
Build volunteer
support for festivals
Develop eco-tourism
opportunities
Create plan to bring
theater back into use
Create policies and
programs to support
entrepreneurial
activities
Plan for making
Woodbine wireless
community
Completed
Underway
Postponed
Development Patterns
Not
Accomplished
Explanation
x
Master Plan not
adopted by City
Council
X
X
X
X
X
POPULATION GROWTH
X
X
City Council
reduced tap
fees to
encourage
growth
X
BHT designation
lost
X
Theatre
demolished
X
ECONOMIC DEVELOPMENT
X
X
X
X
X
5
PROJECT/ACTIVITY
Completed
Postponed
HOUSING
Complete Zoning
Ordinance to
provide for
appropriate
residential densities,
lot sizes and mixeduse
Develop area plan
for redevelopment of
south end
Consider adopting
inclusionary
language in Zoning
Ordinance that offers
developments a
density bonus to
provide a
percentage of units
for affordable
housing
Investigate programs
and funding sources
to stimulate
redevelopment
Identify substandard
structures and take
appropriate
measures
Encourage infill
Create incentives to
link greenspace,
creating a publicly
accessible network
Adopt historic
preservation
ordinance with
design standards to
protect locally
designated historic
properties and
districts
Adopt local historic
designation for
building of historic
significance
Complete
renovations to
Woodbine Theatre
Explore acquiring
land suitable for
conservation as
opportunity arises
Underway
Not
Accomplished
Explanation
x
X
X
X
X
X
NATURAL AND CULTURAL RESOURCES
X
X
Effort rejected
by community
X
Theatre
demolished
X
X
6
PROJECT/ACTIVITY
Adopt capital
improvement
program for
improving public
facilities (roads,
sidewalks,
recreational activities
Implement impact
fees
Pursue rails-to-trails
and greenway
designation for
Riverwalk
Re-establish police
services
Completed
Postponed
COMMUNITY FACILITIES
Not
Accomplished
Explanation
X
X
Lack of
development
X
Lack of funding
services
provided by
Camden Sherriff
X
INTERGOVERNMENTAL COORDINATION
Work with
neighboring
jurisdictions to
implement Joint
Comprehensive Plan
Renew existing
intergovernmental
service agreements
Identify local and
regional partners to
enhance efficient
delivery of service
Continue to
coordinate with
adjacent jurisdictions
for region-wide issues
Improve intersection
of US Hwy 17 7
Georgia Spur 25
Construct multi-use
path along Satilla
River
Improve connectivity
of Riverwalk to
downtown
Implement traffic
calming techniques
in residential areas,
schools and
recreation
Implement portion so
Woodbine Signature
Communities
Greenprint Plan
(2008)
Underway
X
X
X
X
TRANSPORTATION
X
X
X
X
x
7
40 projects were identified in
the 2008 Comprehensive Plan’s
Short Term Work Program to be
completed within 5 years. This
Report of
Accomplishment
chapter documents where
each project is to date.
•
7.5% of the projects
25%
7%
completed
have been completed
•
37.5% of the projects are
designated as
underway
•
38%
underway
postponed
not accomplished
30%
30% have the projects
have been postponed
•
25% of the projects have
not been completed.
Status
Project or Activity
completed underway postponed
Summary
0
0
5
DEVELOPMENT PATTERNS
0%
0
83%
0
1
1
POPULATION GROWTH
0%
33%
33%
0
5
0
ECONOMIC DEVELOPMENT
0%
71%
0%
0
5
1
HOUSING
0%
83%
17%
1
1
0
COMMUNITY FACILITIES
25%
25%
0%
1
1
1
NATURAL AND CULTURAL RESOURCES
20%
20%
20%
0
0
4
INTERGOVERNMENTAL
COORDINATION
0%
0%
100%
1
2
0
TRANSPORTATION
20%
40%
0%
3
15
12
TOTAL
7.5%
37.5%
30%
not
accomplished
1
17%
1
33%
2
29%
0
0%
2
50%
2
40%
0
0%
2
40%
10
25%
total
6
3
7
6
4
5
4
5
40
8
B. PUBLIC INVOLVEMENT DOCUMENTATION
The public involvement process for the City of Woodbine Comprehensive Plan
update spanned a multi-month process. A Steering Committee was formed, a
Stakeholder Committee was formed and together they formed the Citizens
Planning Committee. These groups were a representative mix of residents, an
elected
official,
planning
commission
member,
staff
and
community
stakeholders who helped provide feedback on the planning and general
direction of the plan. In July 2015 a kick-off was initiated, followed by a public
hearing in September 2015 to City Council.
The overall outcomes of the community involvement are reflected in the plan’s
vison and goals, priorities and implementation plan. Input coupled with
technical analysis formed the bases of the plan update.
B.1.1. COMMUNITY PARTICIPATION TECHNIQUES
The participation program was designed to ensure community members,
including residents, businesses, property owners, and others with a vested
interest in the community could be engaged.
• An input wall for on the spot
feedback used at City Hall
• Public Hearing to initiate plan
• Three plan building workshops
• Constant Contact emails with
the Citizen Planning Committee
• Outreach list from the planning
team
regarding
minutes
and
upcoming workshops
• Public Meeting to transmit the
Plan
•
PSA on WKBX Radio and WECC Radio
•
City Website
•
City Marquee
•
Posted on City Hall Door
•
Sent to City Information Email List
9
B.1.2 SUMMARY OF OUTREACH
The outreach for this small community included plan building workshop that was
supported by efforts to ensure a two-way dialogue between the planning team
and the community throughout the process.
Steering Committee
•
Sandy Rayson, City Administrator
•
Everette Sapp, Public Works Director
•
Steven Parrott, Mayor
•
Anne Blakely, Planning Commission
•
Rick Baird, Downtown Development Authority
Stakeholder Committee
•
Ashby Nix, Satilla Riverkeeper
•
Rev. Terry Mack, Camden Avenue Church of God
•
Terry Landreth, Camden Bicycle Center
•
Rhetta Sutton, Woodbine Woman’s Club
•
Sabra Maddox, Woodbine Pharmacy
The Citizens Planning Committee reviewed draft materials, provided insight and
served as champions of the planning process to facilitate involvement of the
broader community. The Citizens Planning Committee was made up of
representative local stakeholders that reflect the diverse voices and leaders of
the community.
B.2.3 PUBLIC WORKSHOP AND HEARINGS
•
Public Hearing 1: Public kick-off hearing with Mayor/Council to introduce
the community to the planning process and input opportunities and to
take public comments held on September 3, 2015
•
Public Hearing 2: Council Hearing to collect public comments and
transmit plan to the CRC December 8, 2015
•
Public Hearing 3: Council Adoption Hearing and formally adopt the
Comprehensive Plan
10
PLAN BUILDING PUBLIC WORKSHOPS
The CRC hosted community-wide workshops to discuss and prioritize the
Community Goals to identify the community’s direction and to serve as a guide
for implementation and the following four components:
i. Vision Statement
ii. List of Community Goals
iii. Community Policies
iv. Character Areas and Defining Narrative
The CRC hosted a workshop with community stakeholders to create a list of
Needs and Opportunities with a SWOT analysis followed-up with implementation
measures in the Community Work Program.
Community Goals Workshop and Needs and Opportunities Workshop. The
workshops were hands-on and collaborative asking participants to share input
on a variety of topics focused on Woodbine’s future through activities and
discussions.
The Needs and Opportunities workshop provided a collaborative environment
for identifying community priorities.
Community Work Program Workshop formulated the priorities for the city’s focus
for the next five years. The workshop allowed for small group discussion on topics
identified in the first workshop.
11
B.3 CITIZEN ADVISORY COMMITTEE NOTICE/AGENDAS/MINUTES
12
City of Woodbine Comprehensive Plan Update
Citizens Advisory Committee Meeting
July 27, 2015
AGENDA
I.
Opening Remarks – Sandy Rayson, City Administrator
II.
Introductions from Committee Members
III.
Opening Remarks – Lupita McClenning, Director of Planning and
Government Services, CRC
IV.
Needs and Opportunities through SWOT Analysis
V.
Analyzing External Environment: Looking Outward
VI.
Analyzing Internal Environment: Looking Inward
VII.
Next Steps
13
City of Woodbine Comprehensive Plan Update
Citizens Advisory Committee Meeting #1
July 27, 2015
Minutes
Opening Remarks – Sandra L. Rayson, City Administrator
Sandra Rayson, City Administrator opened the meeting by expressing her appreciation to those
on the Citizens Advisory Committee and Coastal Regional Commission (CRC) representatives.
She explained the kick-off was a “working lunch,” and asked members line up to get lunch and
bring back to table to get started.
Introductions – Citizen Advisory Committee Members/Team Members
The Kick-Off luncheon began with introductions listed below:
Terry Landreth – Owner of Camden Bicycle Center; and serves on various of Boards
Eric Landon – Planning Director for Camden County
Anne Blakely – retired school teacher and principal; serves on the Woodbine Planning
Commission; lives in Woodbine
Mary Freund – Outreach Coordinator for Satilla Riverkeeper in Woodbine; Woodbine resident
Rhetta Sutton – retired school teacher and president of the Woodbine Woman’s Club; lived in
Woodbine 44 years
Rick Barrett – Chairman of Downtown Development Authority; resident of Woodbine; president
of the Lions Club
Everette Sapp – works for City of Woodbine – Public Works Director; has lived in Woodbine all his
life
Sabra Maddox – owns Woodbine Pharmacy
Bill Compton – Regional Planner and Grant Specialist for the CRC (20 years’ experience)
Teresa Townsend - Administrative Assistant with CRC (30 years’ experience in computer
information systems and administrative management and assistance); lives and works in
McIntosh County
Sandy Rayson – City Administrator for Woodbine; has lived in Woodbine/Waverly since 1981
14
Lupita McClenning – Planning and Government Services Director for CRC
Terry Mack – Pastor of Camden Avenue Church of God for 23 years
Opening Remarks -Lupita McClenning, Planning and Government Services Director – Coastal
Regional Commission (CRC)
The Coastal Regional Commission (CRC) is a multi-faceted agency (ten counties and 35
municipalities)
providing
long-term
comprehensive
planning,
transportation
planning,
environmental planning, historic preservation, economic development, and serves as the Area
Agency on Aging.
Needs and Opportunities through Strengths, Weaknesses, Opportunities and Threats (SWOT)
Analysis
In order to collectively steer the City of Woodbine in the direction the City want it to go in, the
members participated in 2X2 Grid Matrix. The Matrix is constructed by examining the YES and NO
answer to two very basic questions in four different categories. These results below include the
items that were discussed in each category:
Achieve (Do you want it? Yes. Do you have it? No)
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Complete Streets (methodology and principle that has now been mandated for new
capital improvement/infrastructure that is being expanded has to include multiaccessible - making room for not only automobiles, but also pedestrians and cyclists).
Accessible boat ramp
Expanding dock/Marina (for transient boat access so people can be brought to
Woodbine by boat and be able to get to rest of City)
Connect Waterfront to City (even though the PSA has just invested more than $20,000 in
the park, additional improvements are needed such as pavilion screens).
Screened pavilions (have bare minimum pavilions now and in summer, especially, need
screens)
Educational signage for plants, bio-diversity along Boardwalk (telling people about the
plants they are looking at; environmental preservation)
Boost amenities
Marketing Woodbine assets
Using river as economic driver (kayak tours, restaurants, etc. to pull people off Interstate
to Woodbine)
Set up a water trail
Market Satilla River (Woodbine is major last stop on Satilla River)
Design Guidelines (nothing has been formerly adopted)
Network connectivity parks
Eco-friendly
Downtown
Preserve (Do you want it? Yes. Do you have it? Yes)
•
Sense of community
15
•
•
•
•
•
•
Natural assets (beauty, plants, etc.)
Financial stability (has been stable for many years; small city – overhead costs not much;
never had to borrow; no huge pension obligations)
Aesthetic quality of city
Woodbine River Walk
Historic quality of Woodbine (sizable nice parks; nice old houses)
Music/Opry
Avoid (Do you want it? No. Do you have it? No.)
•
•
•
•
Spur looking like Hwy. 40 (aesthetics)
Unplanned growth
Losing traditional downtown Woodbine
Big Box (if Spaceport comes and Exit 14 traffic increases, a Walmart may come in and
Woodbine would be a ghost town)
Eliminate (Do you want it? No. Do you have it? Yes)
•
•
Uninviting waterfront entrance
Blight (abandoned houses, for example)
The next exercise was Analyzing External Environment: Looking Outward – How it Impacts
Garden City.
There are 4 parts to analyze: Political, Economic, Social and Technologies (PEST). External
environments are items we don’t quite have control over. For example, the Spaceport coming is
an external environment that could potentially impact the City of Woodbine.
Political:
•
•
Elected officials
BOCC – Woodbine treated as afterthought
Economic:
•
•
•
Spaceport (some are worried; Spaceport at Cape Canaveral has brought more
businesses, industry, colleges- people will need to be trained for these jobs; new residents
coming in could be a positive – would encourage need for fire department, city police)
Pipeline
Kings Bay Submarine Base
Social:
•
•
Elderly – limited income
Events
Technologies:
•
Skilled workforce
16
•
•
Technical school proposed
Broadband missing
The final exercise was Analyzing the Internal Environment: Looking Forward
Analyzing the Internal Environment: Looking Inward
1. What does Woodbine know about itself?
a. Good financial stability
b. Sense of community
c. Longevity/ new key strategic employees
d. Natural resources
2. What defines the culture of Woodbine?
a. Woodbine residents/proud/protective way of life
b. Socially open
c. Welcoming
3. What is the image of Woodbine in the eyes of stakeholders?
a. Unengaged
b. Insignificant
c. “All the way to Woodbine”
4. What is the City’s capacity as it relates to complex systems of sanitation, utilities, land
usage, housing and transportation?
a. Great capacity water/sewer
b. Update land use plan
c. Need Senior housing
d. Have ADA compliant sidewalks
e. Street resurfacing project almost done
f. Need traffic calming device coming into Woodbine
5. What are the interactions between people and business, people and recreation, and
how is the City managing urban growth?
a. Need to plan for Spaceport
Additional comments to the 2x2 Matrix one week after sending out minutes and results via
Constant Contact. Comments can be emailed to Teresa Townsend – ttownsend@crc.ga.gov
Next Steps/Meeting
Review of SWOT Summary by Steering Committee (tentative date August 21)
Citizen Advisory Meeting #2 - Vision Statement; List of Community Goals, Policies; Character
Areas
Sharing of Information via Constant Contact - Ongoing
17
18
19
City of Woodbine Comprehensive Plan Update
Citizens Advisory Committee Meeting
September 3, 2015
AGENDA
I.
Opening Remarks – Mayor Parrott (5 min)
II.
Introductions – Citizen Advisory Committee Members (5 min)
III.
Overview of Comprehensive Planning Process (5 min)
IV.
Review of Strengths, Weaknesses, Opportunities & Threats (SWOT)
Analysis Summary (45 min)
V.
Public Comments (25 min)
VI.
Next Steps/Meeting (5 min)
VII.
Citizen Advisory Meeting #3 – late September/ early October
VIII.
Sharing of Information via Constant Contact – Ongoing
20
21
City of Woodbine Comprehensive Plan Update
Citizen Planning Committee Meeting
October 20, 2015
AGENDA
I.
Opening Remarks
II.
Review Meeting Minutes
III.
Develop Vision Statement
IV.
Develop List of Community Goals
V.
Develop Community Policies
VI.
Develop Character Areas and Defining Narrative
VII.
Develop Implementation Measures in Community Work Program
VIII.
Draft Community Work Program
IX.
Next Steps:
a. Comp Plan Update DRAFT
Public Hearing #2 (to brief the community on the contents of the Plan, provide
an opportunity for residents to make final suggestions, additions or revisions, and
notify community of when plan to be submitted to Regional Commission.
22
23
24
25
26
27
28
C
TECHNICAL ANALYSIS
The Technical Appendix provides the supporting information gathered in
preparing Woodbine’s Plan Update. It contains all necessary information in
accordance with Department of Community Affairs (DCA) guidelines for the
Comprehensive Plan.
C.1 POPULATION AND HOUSING
Understanding demographic trends is key to sound comprehensive planning.
This is especially true when population growth is expected to be robust and
when the amount of population growth is difficult to predict. Through data and
analysis we can examine population predictions and analyze that against the
amount of available land for new households. This analysis will allow Woodbine
to guide the direction and location of growth in its community and also
informing the community of its current capacity for growth. This chapter provides
a snapshot of the demographics of the community in effort to gain a better
understanding and insight into its needs, desires and vision.
C.1.1 METHODOLOGY AND SOURCES
Data examined in this section was obtained primarily from the U.S. Census
Bureau, ESRI Business Analyst, and the Georgia Coast 2030: Population
Projections for the 10-County Coastal Region.
C1.2 ASSESSMENT OF EXISTING CONDITIONS
Historic Population Growth
From 2000 to 2010 City of Woodbine’s population increased by 15 percent.
Growth is projected to grow nearly 62.8 percent by 2030. These projections
predict fairly robust growth; however, the one factor that is not represented in
these projections is the recent announcement of the development of
Spaceport Camden. While Spaceport is still in its very early stages, indications
are this will have a significant impact on the entire region in terms of economic
development and population growth. Woodbine, at 12 miles away, is the closest
community to the Spaceport site. All of the communities in Camden and Glynn
Counties – Kingsland, St. Marys, and Brunswick will be affected along with
Woodbine.
See Table 1.
29
Table 1. Population Growth and Projected Growth (2000-2030)
City
City of
Woodbine
2000
1,218
2010
% Change
2000-2010
annualized
2020
2030
15%
1.5%
1,826
1,980
1,412
%
Change
2000-2030
62.8%
Source: U. S. Census, Georgia Coast 2030: Population projections for the 10-county Coastal Region
POPULATION COMPARISON
Table 2. Population Comparison(2000-2020)
2020
City of
Woodbine
1,218
1,353
1,412
1,529
1,609
11.1
%
4.4%
8.3%
5.2%
Kings
Land
12,146
11,588
15,946
16,410
16,692
4.6%
37.6%
2.9%
1.7%
St. Mary’s
17,804
16,187
20,200
20,903
21,492
9.1%
24.8%
3.5%
2.8%
54,010
3.3%
11.2%
3.9%
3.7%
10,505,6
27
8.3%
9.2%
3.7%
4.6%
Camden
43,664
45,108
Georgia
8,186,453
8,868,675
50,153
52,096
9,687,653
10,044,421
Increase
2015-2020
2015
Increase
2010-2015
2010
Increase
2005-2010
2005
Increase
2000-2005
2000
Source: DCA, U.S. Census, Business Analyst Online
AGE DISTRIBUTION
From 2000 to 2010, the City of Woodbine median age declined from 33.3 to 31.6
years old; however, by 2020 it is expected to increase to 39.3. Similar trends can
be seen in the change to the adult population (ages 18+) which increases from
1,035 in 2010 to 1,272 by 2020. These age shifts also trend upwards in the 65+
population, which grows from 116 to 275 in Woodbine by 2020. This age shift in
Woodbine follows national trends. Nationally, one of the fastest growing
populations is the group known as the Baby Boomers. This group is born between
1945 and 1964.
30
Percent
Change
2000-2010
City of Woodbine
33.3
31.6
Source: U. S. Census, Business Analyst Online
38.3
39.3
-5.1%
Percent
Change
2015-2020
Table 3 Shift in Median Age (2000 – 2020)
Median Age
Median
Median
2010
Age 2015
Age 2020
Median
Age 2000
Percent
Change
2010-2015
See Tables 3, 4, and 5.
21.2%
2.6%
Percent
change
2010-2015
15.4%
Percent
Change
2015-2020
6.5%
Table 4. Shift in Population Ages 18+ (2000 - 2020)
City of Woodbine
Ages 18+
2000
852
Ages 18+
2010
1,035
Ages 18+
2015
1,194
Age 18+
2020
1,272
Percent
Change
2000-2010
21.5%
Source: U. S. Census, Business Analyst Online
Table 5. Shift in Population Ages 65+ (2000 – 2020)
City of Woodbine
Ages 65+
2000
Ages 65+
2010
Age 65+
2015
116
160
226
Age 65+
2020
275
Percent
Change
2000-2010
31.9%
Percent
Change
2010-2015
41.3%
Percent
Change
2015-2020
21.7%
Source: U. S. Census, Business Analyst Online
RACE AND ETHNICITY
The racial and ethnic composition of Woodbine remains relatively stable from
2000 to projected populations of 2020. The percentages are generally 54
percent White, 44 percent Black or African American, and 2 percent Hispanic or
Latino in 2000, with a shift to 57 percent White, 39 percent Black or African
American, and 3 percent Hispanic or Latino by 2020. Changes in other
ethnicities, for example, American Indian, Asian, and Native Hawaiian seem
more dramatic; however, relative to total population, these groups are only
nominally represented.
31
See Tables 6a and 6b below.
Table 6a. Trends in Race and Ethnicity (2000- 2010)
2000
City of Woodbine
Percent
Total
Population
2010
Percent
Total
Population
Numerical
Change
Percent
Change
Total Population
1,218
100%
1,412
100%
194
15.9%
One race
1,205
98.9%
1,382
97.9%
177
14.7%
White
653
53.6%
807
57.2%
154
23.6%
Black or African American
534
43.8%
556
39.4%
22
4.1%
American Indian and Alaska Native
4
0.3%
3
0.2%
-1
-25.0%
Asian
3
0.2%
1
0.1%
-2
-66.7%
Native Hawaiian and Other Pacific
Islander
Some other race
0
0.0%
3
0.2%
3
300%
11
0.9%
4
0.3%
-7
-63.6%
Two or more races
13
1.1%
30
2.1%
17
130.8%
1,218
100%
1,412
100%
194
15.9%
28
2.3%
33
2.3%
5
17.9%
1,190
97.7%
1,379
97.7%
189
15.9%
Total Population
Hispanic or Latino (of any race)
Not Hispanic or Latino
Source: U. S. Census
Business Analyst Online
32
Table 6b. continued Trends in Race and Ethnicity (2010-2020)
2010
City of Woodbine
Percent
Total
Population
2020
Percent
Total
Population
Numerical
Change
Percent
Change
Total Population
1,412
100%
1,609
100%
197
14.0%
One race
1,382
97.9%
1,569
97.5%
187
13.5%
White
807
57.2%
920
57.2%
113
14.0%
Black or African American
556
39.4%
629
39.1%
73
13.1%
American Indian and Alaska Native
3
0.2%
14
0.9%
11
366.7%
Asian
1
0.1%
3
0.2%
2
200%
Native Hawaiian and Other Pacific
Islander
Some other race
3
0.2%
5
0.3%
2
66.7%
4
0.3%
6
0.4%
2
50.0%
Two or more races
30
2.1%
40
2.5%
10
33.3%
1,412
100%
1,609
100%
197
14.0%
33
2.3%
53
3.3%
20
60.6%
1,379
97.7%
1,556
96.7%
177
12.8%
Total Population
Hispanic or Latino (of any race)
Not Hispanic or Latino
Source: U. S. Census, Business Analyst Online
33
INCOME
The poverty rate in Woodbine is significantly higher than the rate for Camden
County as a whole; and conversely the Median Family Income (MFI) is lower in
Woodbine than in the county. This apparent income disparity could be from a
variety of factors, or a combination of factors, including high unemployment, a
large number of senior citizens on fixed incomes, lower wage jobs. Woodbine
should do further economic analysis to discover the root cause of these laower
incomes and develop an economic development plan to address the issue
accordingly. Lower incomes directly affect a family’s ability to obtain safe,
decent, and sanitary housing, healthy meals, adequate healthcare, and
appropriate recreational opportunities. See Tables 7 and 8 below.
Table 7. Poverty Rate for Families and Persons
Families
Persons
City of Woodbine
25.0%
26.0%
Camden
13.7%
15.5%
Source: U.S. Census
Table 8. Median Family Income
MFI
L/M Thresh
City of Woodbine
$44,113
$35,290
Camden
$65,400
$52,320
Source: U. S. Census
34
HOUSEHOLDS
2010
2015
2020
Increase
20152020
2005
Increase
20102015
2000
Increase
2000 2010
Table 7.Number of Households(2000-2020)
City of Woodbine
437
N/A
481
530
563
10.3%
10.2%
6.2%
Camden County
14,705
N/A
18,047
18,866
19,729
22.7%
4.5%
4.6%
Source: U.S. Census, Business Analyst Online
HOUSING
It is the policy of the City of Woodbine to ensure, to the extent possible, that its
citizens have safe, decent, and affordable housing. Additionally, Woodbine
recognizes that a diverse housing stock makes the community more attractive
and that it promotes growth and economic development. Further, as discussed
above, Woodbine must examine growth projections and available land for
housing as it plans for its future needs.
The City of Woodbine, like Camden County and the State of Georgia, has seen
housing costs increase for both purchase prices and rents over the past decade.
Woodbine’s housing costs have been more dramatic relative to income,
leading to housing becoming less affordable in Woodbine. See Tables 8 and 9.
35
City of Woodbine
Category
Median
Housing Value
of ownersoccupied
2000
2010
$68,800
$114,400
$362
$497
Median
Rent
Table 8. Housing Value & Rental Costs
Camden County
Diff.
Georgia
2000
2010
Diff.
2000
66.2%
$85,300
$154,500
81.1%
37.2%
$551
$886
60.7%
2010
Diff.
$111,200
$151,300
36%
$613
$860
40%
Source: DCA; U.S. Census
Table 9. Housing Affordability Ratio
Category
City of Woodbine
Camden County
Georgia
Median Housing Value of ownersoccupied
$114,400
$154,500
$151,300
Median Household Income
$35,714
$51,990
$49,179
Affordability Ratio
3.20
2.97
3.07
Source: U.S. Census
Woodbine’s housing stock spans all ages, with the most robust construction
periods being in the 1950s to 1960s and the 1990s. Like the entire region, home
construction in Woodbine was severely impacted by the recent recession.
Regionally housing starts declined by 86 percent and in Woodbine they
declined by 79 percent. See Tables 10 and 11.
36
AGE OF HOUSING STOCK
Table 10a. Age of Housing Stock
City of
Woodbine
Camden
CRC Region
Source: U. S. Census
City of
Woodbine
Camden
CRC Region
Source: U. S. Census
Total Units
Built 2010 or
later
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
593
13
61
109
116
21,174
291,887
221
2,928
5,444
72,065
5,965
56,337
4,898
47,856
Built 1970 to
1979
45
Table 10b. - continued Age of Housing Stock
Built 1960 to
Built 1950 to
Built 1940 to
1969
1959
1949
69
96
17
1,741
37,665
947
24,291
946
21,003
Built 1939 or
earlier
67
479
11,414
533
18,328
Table 11. Annualized Rate of Construction
1939 0r
earlier
67
Decline
in bldg.
rate
from
2000 to
2010
79%
48
53
86%
1141
1833
86%
2010+
13
20002009
61
19901999
109
19801989
116
19701979
45
19601969
69
19501959
96
19401949
17
74
544
597
490
174
95
95
CRC
976
7207
Region
Source: U. S. Census and CRC
5634
4786
3767
2429
2100
City of
Woodbine
Camden
37
HOUSING TENURE
Housing tenure is the term used to describe whether homes are owned or rented.
Woodbine shows a homeownership rate of 64 percent, which is slightly higher than
Camden County and the CRC Region, and compatible with the state and national
average of 65 percent. See Table 12.
Table 12.Housing Tenure
County
Occupied Housing
Units
Owner
Occupied
Percent
Renter
Occupied
Percent
492
316
64.2%
176
35.8%
Camden
18,386
11,594
63%
6,792
37%
CRC Region
244,686
146,917
60%
97,859
40%
3,518,097
2,292,030
65%
1,226,067
35%
115,610,216
75,075,700
65%
40,534,516
35%
City of Woodbine
Georgia
United States
Source: U.S. Census
The City of Woodbine has 11.3 percent of its population residing in mobile homes. This is
lower than Camden County as a whole, but higher than the state and national
averages. See Table 13.
Table 13. Percentage Living in Mobile Homes
Percent Mobile Home
City of Woodbine
Camden
Georgia
United States
Source: U. S. Census
11.3%
14.2%
9.3%
6.5%
38
The City of Woodbine has 2.7 percent of its population residing in substandard housing.
This is lower than Camden County and the CRC Region. See Table 14.
Table 14.Substandard Units
Total Units
Lacking
complete
plumbing
facilities
Lacking
complete
kitchen
facilities
No
telephone
service
available
1.5 or
more
persons
per room
Total
Substandard
Units
Percent
Substandard
Units
City of
Woodbine
Camden
593
8
8
0
0
16
2.7%
18,386
123
157
474
76
830
4.5%
CRC Region
246,678
1,174
1,516
6,139
1,013
9,842
4.0%
Source: U. S. Census
COST-BURDENED HOUSEHOLDS
Housing affordability is an important factor for a community to consider when it
considers its housing needs and determines what type of housing to develop in the
future. The term “cost-burdened” refers to residents who are paying in excess of 30
percent of their gross monthly income for housing costs. For homeowners, these costs
are principle, interest, taxes, and insurance (PITI) and for renters it is rent plus utilities.
Homes where monthly housing costs are in excess of 35 percent are considered
“severely cost-burdened.”
The City of Woodbine should consider the data presented in the tables below as it
plans for its community’s housing needs going forward. The percentage of costburdened homes in Woodbine is lower than in Camden County or in the region, yet it
still represents 183 households whose housing costs impact their family budgets. See
Tables 15 a-c.
Table 15. a Housing Cost Burden – Owner-Occupied Housing Units with a Mortgage
City of Woodbine
Camden
CRC Region
Source: U.S. Census
Housing units
with a
mortgage
Monthly Costs
30.0-34.9%
Percent
Monthly Costs
35%
Percent
210
32
15.5%
52
25.1%
7,892
96,323
727
7,663
9%
8%
2,336
26,772
30%
28%
39
Table 15. b Housing Cost Burden – Owner-Occupied Housing Units without a Mortgage
Housing units
without a
Monthly Costs
Monthly Costs
mortgage
30.0-34.9%
Percent
35%
Percent
City of Woodbine
106
0
0%
12
11.3%
Camden
6,354
635
10%
2,356
37%
CRC Region
89,132
8,257
9%
39,808
45%
Source: U.S. Census
Table 15.c Housing Cost Burden – Renter-Occupied Housing Units
Housing Units
paying rent
Gross Rent 30.034.9%
Percent
Gross Rent
35%+
Percent
156
28
17.9%
59
37.8
Camden
6,354
635
10%
2,356
37%
CRC Region
89,132
8,257
9%
39,808
45%
City of Woodbine
Source: U. S. Census
C.2 ECONOMIC DEVELOPMENT
EMPLOYERS
The following tables provide data on the leading employers by industry and the
size of their labor force in the City of Woodbine as compared to state and
national data. See Tables 16 – 18.
Table 16. Employment by Industry – State & National Comparison
Census Year 2010
City of Woodbine
Georgia
Nation
Agriculture, Forestry, Fishing, Hunting &
Mining
0.0
1.2%
1.9%
Construction
0.8
6.5%
6.2%
Manufacturing
12.9%
10.7%
10.5%
Wholesale Trade
0.0%
3.0%
2.8%
Retail Trade
10.5%
12.0%
11.6%
Transportation, Warehousing & Utilities
6.4%
Information
5.1%
5.9%
2.5%
4.9%
2.2%
Finance, Insurance, & Real Estate
0.0%
6.3%
6.7%
Professional, Scientific, Management,
Administrative, & Waste Management
Services
11.8%
11.4%
10.8%
40
Educational, Health & Social
Services
26.2%
Arts, Entertainment, Recreation,
Accommodation & Food Services
2.1%
Other Services
Public Administration
21%
23.2%
9.0%
9.3%
2.1%
5.0%
5.0%
22.1%
5.4%
5.0%
Source: U.S Census
Table 17. Employment of the City of Woodbine Labor Force by Industry 5 Years ACS
Category
Total Employed
Civilian Population
2006-2010
420
2007-2011
431
2008-2012
421
2009-2013
389
Agriculture, Forestry, Fishing, &
Mining
1
2
0
Construction
3
4
8
3
Manufacturing
49
20
40
50
Wholesale Trade
0
17
0
0
Retail Trade
6
38
47
41
Transportation,
Warehousing & Utilities
36
13
17
Information Services
23
44
22
Finance, Insurance
& Real Estate
4
0
0
0
Professional, Scientific,
Management, Administrative, &
Waste Management Services
76
51
51
46
Educational, Health
& Social Services
90
106
99
102
Arts, Entertainment, Recreation,
Accommodation & Food
Services
Other Services
69
39
29
8
0
8
8
8
Public Administration
63
89
100
86
0
25
20
Source: U.S. Census
41
Table 18. Percentage of Employment of City and County Labor Force by Industry
2000
Category
Agriculture, Forestry,
Fishing, & Mining
City of
Woodbine
1.8%
2010
Camden County
0.6%
City of Woodbine
Camden County
0.2%
0.9%
8.2%
7.9%
0.7%
7.7%
10.6%
13.3%
11.7%
8.3%
2.0%
1.6%
0.0%
2.8%
12.6%
11.2%
1.4%
13.1%
3.3%
4.2%
8.6%
5.8%
1.1%
1.7%
5.5%
1.4%
Finance, Insurance &
Real Estate
6.2%
5.1%
1.0%
4.2%
Professional, Scientific,
Management,
Administrative, &
5.1%
6.5%
18.1%
9.8%
21.9%
19.4%
21.4%
18.4%
7.5%
13.0%
16.4%
10.6%
4.4%
3.5%
0.0%
3.7%
15.3%
12.0%
15.0%
13.4%
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation,
Warehousing & Utilities
Information
Educational, Health &
Social Services
Arts, Entertainment,
Recreation,
Accommodation & Food
Services
Other Services
Public Administration
Source: U.S. Census
Labor Force
The following tables provide data on the labor force including employment
occupations, leading industries, personal income, wages, and commuting
patterns in the City of Woodbine as compared to state and national data. See
Tables 19 – 21.
42
Occupations
Table 19. City of Woodbine Workforce by Occupation(2013)
Occupation
Camden
County
City of Woodbine
Management, business, science & arts Occupations
27.8%
31.5%
Service Occupations
24.4%
19.3%
Sales & Office Occupations
20.8%
28.1%
Natural Resources, Construction and Maintenance Occupations
Production, Transportation & Material Moving
7.5%
10.3%
19.5%
10.8%
Occupations
Source: Census Bureau
Earnings
Table 20. Median Earnings of Workers (2013)
Median Earnings (dollars)
Camden
County
City of Woodbine
Male full-time, year-round workers
$57,857
$40,926
Female full-time, year-round workers
$25,446
$30,616
Source: Census Bureau
Commuting Characteristics
Table 21. Commuting Characteristics in City of Woodbine (2013)
Transportation to work
Total Workers
Percentage
360
92.7%
Public Transportation
0
0.0%
Walked
5
1.3%
Bicycle
4
1.0%
Taxicab, motorcycle, or other means
0
0.0%
Worked at home
19
5.0%
Car, Truck or Van
Source: U.S. Census
43
C.3 NATURAL AND CULTURAL RESOURCES
Following is an inventory of Woodbine’s natural and cultural resources.
C.3.1 WATERWAYS
The Satilla River runs for approximately 5.5 miles along the northern edge of
Woodbine.
C.3.2 WATER SUPPLY WATERSHED
The City of Woodbine is in the Satilla River watershed.
C4.
Community Facilities and Services
Water Supply and Treatment
Potable water is provided by the City of Woodbine. More than 90 percent of
Woodbine residents are on city water, the reminder use private wells.
Sewerage System and Wastewater Treatment
Sanitary sewer and wastewater treatment is provided by the City of Woodbine.
More than 90 percent of Woodbine residents are on city sewer, the reminder use
septic systems.
C5.
Intergovernmental Coordination
The City of Woodbine coordinates with Camden County, the Cities of St. Marys
and Kingsland, and the Coastal Regional Commission of Georgia for
Comprehensive Planning purposes. Additionally, Woodbine has the following
inter-local agreements as evinced by the Service Delivery Strategy adopted in
2008.
Countywide services provided by Camden County include: Animal Shelter,
Family & Children, District Attorney’s Office, Emergency Management Agency,
EMS, Health Department, Jail, Landfill, Magistrate Court, Mosquito Control, Public
Defender, Recreation/Leisure Services, Superior Court, and Voter Registration.
Services contracted by City of Woodbine with other communities include:
Building Inspections, Building Permits, Code Enforcement – provide by City of
Kingsland, Fire Suppression – Camden County, Sheriff’s Office – Camden County,
and Senior Citizen Services – PSA and Camden County.
44
Downtown Woodbine participates in the Main Street Program through the State
of Georgia.
C6.
Transportation
Road Network – roadways serving the City of Woodbine include Interstate 95 (I95), GA Highway 25 (Spur 25), U. S. Highway 17 (Hwy. 17), and a local street grid
in the urbanized portion of Woodbine. Spur 25 serves as a connector from I-95 to
Hwy. 17 and downtown Woodbine.
Alternative Modes – Woodbine is the home to several designated bicycle paths
and plans exist to expand this network. Recreational boating on the Satilla River
serves as an alternative means of transportation.
Railroads, Trucking, Port Facilities and Airports – Goods arrive in Woodbine via
Hwy. 17, I-95, and Spur 25. Woodbine has no port; however, the Port of Brunswick
is nearby, and the Port of Savannah and the Port of Jacksonville are within the
region. The closest airport facilities would be Brunswick, GA; with larger airports
available in Jacksonville, FL and Savannah, GA.
Transportation and Land Use Connection – Woodbine has defined as Character
Areas the Major Highway Corridor, which include the I-95/ Spur 25 interchange
and the Gateway Corridor, which is Spur 25 from I-95 to Hwy. 17.
C7.
Land Use
Woodbine contains the following land uses: Agriculture Forestry, Agriculture
Residential, Central Business District, Commercial Interchange, Road Side
Business, Industrial General, Light Industrial, Low Density Residential, Single-Family
Residential, Multi-Family Residential, and Medium/High Density Residential.
The analysis below shows the gross acreage, developed acreage, percent
developed, and percent available for development for each land use category.
45
Table 22. Land Use Analysis
Land Use
Gross Acreage
Agriculture Forestry
1,724
Agriculture Residential
15
Central Business District
12
Commercial Interchange
73
Road Side Business
50
Industrial General
<1
Light Industrial
66
Low Density Residential
<1
Single-Family Residential
724
Multi-Family Residential
96
Medium/High Density Residential
15
Source: CRC, ESRI
C8. Consideration of the Regional Water Plan and Environmental Planning
Criteria
The Coastal Georgia Regional Water Planning Council was established February
2009 to establish policy, create plans and promote coordination of water issues.
On November 17, 2009 the Coastal Council identified six goals for the region.
1. Manage and develop high quality water resources to sustainably and
reliable meet domestic, commercial, industrial and agricultural water
needs.
2. Identify fiscally responsible and implementable opportunities to maximize
existing and future supplies including promoting water conversation and
reuse.
3. Optimize
existing
water
and
wastewater
infrastructure,
including
identifying opportunities to implement regional water and wastewater
facilities.
4. Protect and maintain regional recreation, ecosystems, and cultural and
historic resources that are water dependent to enhance the quality of life
of our current and future citizens, and help support tourism and
commercial activities.
46
5. Identify and utilize best available science and data and apply principles
of various scientific disciplines when making water resource management
decisions.
6. Identify opportunities to manage stormwater to improve water quantity
and quality, while providing for wise land management, wetland
protection, and wildlife sustainability.
The City of Woodbine also coordinates closely with the Coastal Regional
Commission of Georgia on matters regarding the Regional Water Plan and
Environmental Planning, as such, it includes the following guiding principles for
guidance for future growth and development.
Guiding Principles for Water and Wastewater
Seven guiding principles are identified in the Regional Plan for water and
wastewater:
1. Require the use of green building strategies to minimize water demand.
2. Promote the use of a standardized protocol to forecast water needs to meet
reasonable future water needs throughout region.
3. Promote use of purple pipe and grey water techniques and use of surface
water in addition to groundwater where appropriate.
4. Promote water conservation through use of a tiered rate system.
5. Promote the use of the best available technology, dependent on soil type, for
wastewater treatment.
6. Large areas of Coastal Georgia are beyond the reach of urban wastewater
infrastructure,
or
centralized
wastewater
treatment
facilities.
To
ensure
sustainable communities, require proper siting, design, construction, use, and
maintenance of decentralized wastewater treatment, or ISTS (Individual Sewage
Treatment Systems).
7. Pursue regional coordination in provision of water and wastewater facilities.
Guiding Principles for Stormwater Management
47
Five guiding principles are identified in the Regional Plan for Stormwater
Management:
1.
Encourage development practices and sitings that do not significantly
impact wetlands and habitat areas or allow for the preservation and
conservation of wetlands and habitat areas through appropriate land use
practices.
2.
Promote the use of coast-specific quality growth principles and programs,
such as the Green Growth Guidelines, Earthcraft Coastal Communities and the
Coastal Supplement to the Georgia Stormwater Management Manual, to guide
site planning and development.
3.
Minimize impervious coverage wherever possible. The level of impervious
cover in a development, rather than population density, is the best predictor of
whether development will affect the quality of water resource.
4.
Develop stormwater programs across the region.
5.
Pursue State-level funding for regional water quality monitoring activities
due to the statewide importance of coastal waters and estuaries.
Guiding Principles for Natural Resources
Twenty guiding principles are identified in the Regional Plan for Natural
Resources:
1.
Promote the protection, restoration, enhancement and management of
natural resources.
2.
Continue the traditional use of land and water (such as farming, forestry,
fishing, etc.) as feasible, provided that any significant impacts on resources can
be prevented or effectively mitigated.
3.
Protect and enhance Coastal Georgia’s water resources, including
surface water, groundwater, and wetlands and ground water recharge areas.
4.
Protect and enhance water quality, quantity and flow regimes.
5.
Commit to investing in the protection of natural resources before any
restoration and/or remediation is needed.
48
6.
Encourage the restoration and protection of wetlands to provide flooding,
storm and habitat protection.
7.
Maintain viewsheds of significant natural resources.
8.
Enhance access to natural resources for recreation, public education,
and tourist attractions as appropriate within the protection mission.
9.
Encourage utilization of universities, foundations, and non-government
organizations to advise, monitor, and enhance management.
10.
Promote the establishment of partnerships and funding mechanisms for
the development and utilization of incentives to restore, rehabilitate, protect or
reuse natural resources as appropriate.
11.
Encourage development practices and sitings that do not significantly
impact environmentally sensitive areas.
12.
Promote low impact design practices that protect natural resources.
13.
Promote to local governments a program of monitoring installation and
impacts of individual and community docks along the coast.
14.
Promote the monitoring of cumulative impacts of waterfront development
along the coast.
15.
Maintain a range of landscapes and environments that provide diversity
of habitats, species, resources and opportunities for recreation, commerce,
community enjoyment and cultural practices.
16.
Encourage the development and use of a method to place a value on
ecosystem services.
17.
Promote
the
identification
of
innovative
funding
sources
and
development of ecosystem services markets (e.g. carbon, storm buffers,
traditional land and water uses).
18.
Promote the Adopt-a-Wetland program in areas that can be used as
reference sites and that are within projected development areas.
49
19.
Encourage coordination among agencies and jurisdictions in developing
and funding conservation land uses and ensuring public access to publicly held
and supported conservation areas.
20.
Encourage coordination among agencies in studying the impacts of
climate change and sea level rising.
50
CtTY OF WOODBINE
RESOLUTION TO ADOPT
THE COMMUNITY AGENDA PORTION OF THE
4 YEAR COMPREHENSIVE PLAN UPDATE
NOW THEREFORE BE IT RESOLVED, that the City of Woodbine certifies that the minimum public
participation and other procedural requirements, as identified in the Standards and Procedures for Local
Comprehensive Planning, have been met or exceeded in preparing the Community Agenda portion of
the 4-year Comprehe nsive Plan Update; and
BE IT FURTHER RESOLVED, that the City of Woodbine hereby adopts the Community Agenda
portion of the 4-year Comprehensive Plan Update.
Adopted this 4th day of April 2016.
CITY OF WOODBINE
BY:
~
STEVEN PARROTI, MAYOR